Development proposal scrutinized in Concord

CONCORD — If Tuesday night was any indication, township supervisors will need additional seating for their future meetings.

More than 100 residents crowded the room at the township building to hear and respond to the presentation regarding the proposed development of portions of a 318-acre tract bordered by Route 202 and Smithbridge Road and straddled by Beaver Valley Road. The parcel, owned by Woodlawn Trustees, is adjacent to homes and contains historic barns for horse boarding and trails for walkers, joggers and bike and horseback riders.

“Our barn was built in the 1800s,” said Linda Conway. “We need this land, as there is no other place to ride bikes or have picnics.”

Woodlawn, which manages more than 2,000 acres in Pennsylvania and Delaware, would sell the parcel, earmarking 109 acres for development while maintaining the balance, including Penns Wood Winery, as deed-restricted open space.

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The proceeds would allow the organization to further promote its goals, including preservation of open space and providing affordable rental housing to people of modest means, said CEO Vernon Green.

The meeting was the first of many planned hearings regarding a proposed zoning change and land development plan. The majority of the tract is zoned R-2D Residential (single-family homes on 1-acre lots), with the remainder classified as R-PRD-1 (multifamily units) and commercial. To accommodate the application, Woodlawn has proposed the creation of an R-PRD-4 district, allowing a combination of residential, active adult and commercial uses.

While the current zoning would permit 250 homes, 208 apartments and commercial space, it would provide limited common open space.

Woodlawn presented drawings to the board last year showing 330 single, twin and carriage houses in a traditional neighborhood, 120 active-adult residences and retail/commercial space. As shown, the plan would maintain 209 acres as open space, 180 acres retained by Woodlawn, the balance owned by the homeowners association of the adult community.

“The land would be preserved as open space in perpetuity,” said Green. “The trails will be there — that is what we do.”

Nearly one-third of those in attendance chose to speak, voicing concerns ranging from displaced wildlife, bog turtle preservation and tree removal, to light and noise pollution, need for additional retail space and safety of the commercial area.

“We live a few hundred feet from the proposed big box store,” said Lori Kidd. “I feel it is extremely arrogant and greedy that you are exploiting this property as much as possible.”

The residents also proposed possible modifications to the plan, such as creating additional buffering between the commercial area and their homes. Their ideas were noted by Woodlawn attorney Marc Kaplan and land planner Dennis Glackin.

“We do not expect the application to be approved as is,” said Kaplan. “We would be glad to meet with you and possibly make changes based on your input.”